Secured Flex Manufacturing
For Sale
Contact for pricing
8261 Burnt Store Rd, Punta Gorda, FL 33950
CG-zoned facility with approved enclosed light manufacturing and assembly use.
Property Size7,736 SF
Lot Size0.60 Acres
Price / SF$180.97
Days on Market181
Property Features for 8261 Burnt Store Rd
General Information
Standard status
Active
Size
7,736 SF
Class
B
Lot size
0.60 Acres
Property subtype
Industrial
Zoning
CG
Warehouse & Industrial
Warehouse Space
6,952 SF
Office Build-Out
784 SF
Conditioned Warehouse
Yes
Additional Details
Fenced Yard
Yes
Building Details
Year Built
1985
Buildings
1
Stories
1
Building Size
7,736 SF
Listing Agency:
RE/MAX Harbor Realty
(401) 688-0822
Listed By:
Hunter McCarthy · License #SL3472177
Source:
Crexi
Added: Mar 2
Changed: Aug 29
Last Checked: Aug 29 at 7:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Harbor Realty
Investment Insights
Based on property information with market context.
This 7,736-square-foot flex property in Punta Gorda combines a professional office component with a fully air-conditioned warehouse. The 784-square-foot office suite includes reception space, a conference room, three private offices, and a bathroom with shower. The 6,952-square-foot warehouse features military-grade cabinetry and fixtures, premium epoxy broadcast flake flooring, a mezzanine, one rear automatic 12-foot by 12-foot roll-up door, and two interior 12-foot by 10-foot roll-up doors. The building was constructed in 1985.
The 0.60-acre site is secured by gated access and a concrete block wall along the rear perimeter. CG zoning is supplemented by a Special Exception approved in July 2025 for enclosed light manufacturing and assembly. The property is located at 8261 Burnt Store Rd in Punta Gorda, near Punta Gorda Airport and the Burnt Store Road corridor.
The 0.60-acre site is secured by gated access and a concrete block wall along the rear perimeter. CG zoning is supplemented by a Special Exception approved in July 2025 for enclosed light manufacturing and assembly. The property is located at 8261 Burnt Store Rd in Punta Gorda, near Punta Gorda Airport and the Burnt Store Road corridor.
Key Highlights
- 7,736 SF flex facility on 0.60 acres
- 6,952 SF fully air‑conditioned warehouse
- 784 SF office suite with reception, conference room, three private offices, and bathroom with shower
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$72,595
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,451,900
$1.5M
Cap Rate 7%
$1,037,071
$1.0M
Cap Rate 9%
$806,611
$806.6K
Market Conditions
NOI Build-Up for 7,736 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$92.8K $12.00/SF
− Vacancy
−$7.4K −$0.96/SF
EGI
$85.4K $11.04/SF
− OpEx
−$12.8K −$1.66/SF
NOI
$72.6K $9.38/SF
Area
Charlotte County, FL
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,451,900
Cap Rate 7%
$1,037,071
Cap Rate 9%
$806,611
Alternative Uses
Best Use
Warehouse
$1.04M
$907.4K – $1.21M
NOI $72,595 @ 7.0% cap · market cap 5.19%
Second Best
Flex RnD
$985.9K
$862.7K – $1.15M
NOI $69,015 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$2.53M
$2.22M – $2.96M
NOI $177,309 @ 7.0% cap · market cap 12.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - CG-zoned facility with approved enclosed light manufacturing and assembly use.
Where is this flex space located?
The property is located at 8261 Burnt Store Rd Punta Gorda, FL.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 7,736 SF flex facility on 0.60 acres; 6,952 SF fully air‑conditioned warehouse; 784 SF office suite with reception, conference room, three private offices, and bathroom with shower
